tuesday, may 2, 1989 - surrey city of€¦ · 1.2 a.c.k. holdings ltd. lise villeneuve 10775 - 168...

May 2, 1989 ELUC

file:///C|/Users/GB3/Desktop/bylaw%20project/All%20HTML%20Files/11372.html[05/06/2015 4:07:49 PM]

Tuesday, May 2, 1989

Committee RoomMunicipal Hall14245 - 56th AvenueSurrey, B.C.Time: 5:05 p.m.

Present: Chairman - Alderman McKinnon, Alderman Hunt, AldermanHigginbotham, and Alderman Villeneuve; Trustee Shaffer - School Board.

Alderman Ralston entered the meeting as indicated in the minutes.

AlsoPresent: Commercial/Industrial Planner; Assistant Land Development Engineer;Mr. C. Curteis - School Board Planner; and Marg Jones - AdministrativeAssistant.

CATEGORY 1 - SIMPLE APPLICATIONS

1.1 J. Nelson, R.J. Rattenbury,

G. Sexsmith, N. Beswick,

C. Van Paridan

J.D. Nelson & Associates

15966 - 106 Avenue

From RS to R-F(R)

For a 11 lot single family subdivision

5688-0633-00

Ms. Kelloway was in attendance on behalf of J.D. Nelson and Assoc. concerning this rezoningapplication from RS to R-F(R) to permit subdivision into 11 single family lots.

The Chairman advised the delegation that this application has a positive recommendation from thePlanning Department and noted the subject conditions of which included approval from Trans MountainOil. The Chairman further advised the delegation that to accommodate this subdivision, the existingwatercourse must be culverted.

PROJECT HISTORY

Application Date: November 30, 1988

Engineering Comments Request Date: December 13, 1988

Engineering Comments Date: January 13, 1989

May 2, 1989 ELUC


Planning Comments Date: April 12, 1989

PROJECT DESCRIPTION

The applicants are requesting rezoning from RS to R-F(R) of a .93 hectare (2.30 acre) property located at15966 - 106 Avenue in Fraser Heights to permit subdivision into eleven single family lots.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to R-F(R) under Section963 of the Municipal Act, subject to:

1. Approval from the Ministry of Transportation and Highways;

2. Submission of a subdivision layout to the satisfaction of the Approving Officer;

3. Solution of the concerns expressed by the Municipal Engineer;

4. Approval from the Ministry of Environment; and

5. Approval from Trans Mountain Oil.

DESIGNATIONS

Present plan designations for the site are as follows:

1. Official Community Plan (1985)

Designation Map: Urban

Fraser Heights Plan: Urban Residential; and

2. The site lies within the jurisdiction of the Ministry of Transportation and Highways, the FederalDepartment of Fisheries and Oceans, and the Ministry of Environment.

SITE CHARACTERISTICS

The site is relatively flat, with a small creek running in a southeasterly direction through the east portion of theproperty. The applicant is proposing to culvert the creek to allow the development of this property. TheMinistry of Environment has indicated that this would not be a problem.

Asingle family dwelling exists on the the site; this building is intended to be demolished.

Surrounding uses in the area are:

North: Unserviced record lots.

May 2, 1989 ELUC


East: Undeveloped suburban lands, Fraser Glenn subdivision.

South: Highway No. 1.

West: Suburban lands under active development applications.

PROPOSED DESIGN/LAYOUT

The proposed subdivision layout is in compliance with the concept plan for the area.

PARK REQUIREMENTS

The concept plan for the area does not indicate a designate park site. Therefore, pursuant to Section 992 of theMunicipal Act, the applicant will be required to pay an amount equivalent to 5% of the market value.

The Municipality owns 3.76 ha (9.29 ac) of land .5 km from the subject site for park/school development.

ENGINEERING COMMENTS

Adequate Municipal storm drainage and water supply for fire protection exist at the site.

The site does not front a sanitary sewer main. The nearest sanitary sewer is located at 16139 - 104 Avenue.

106 Avenue, classified as a through local, is an existing surface-treated road and may not have sufficientstructure to support the construction and increased traffic of this development. Also, 159 Street is an unopenedroad and would require construction.

There are not funds allocated in the current year budget to extend sanitary sewer, upgrade 106 Avenue norconstruct 159 Street to the site. However, should the applicant wish to resolve these concerns, the EngineeringDepartment could support the rezoning from a servicing perspective.

We note that a 30.0-metre wide watercourse preservation boundary has been identified within the site and anyfuture building location or subdivision lot line should be set accordingly.

DISCUSSION

A project to the northwest (5687-0336) which will bring services close to this site is expected to proceed soon.

To accommodate this subdivision, the existing watercourse must be culverted. In preliminary discussions withthe Ministry of Environment, they indicated that they would give favourable consideration for the culverting. The Engineering Department will waive the requirement of a 30-metre wide watercourse preservation if thecreek is culverted.

The proposed rezoning for restricted single family residential development is in accordance with the land usedesignation in the Official Community Plan and the concept plan for the area. The Planning and DevelopmentServices Department supports this application.

May 2, 1989 ELUC


ENVIRONMENT & LAND USE COMMITTEE RECOMMENDATION

J.D. NELSON & ASSOCIATES5688-0633-00

It was recommended that Application 5688-0633-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Restricted Single Family Residential Zone (R-F(R))" under Section 963 of theMunicipal Act, subject to:




4. Approval from the Ministry of Environment; and

5. Approval from Trans Mountain Oil.

CARRIED

1.2 A.C.K. Holdings Ltd.

Lise Villeneuve

10775 - 168 Street

From RS to R-F(R)

For a 5 lot single family subdivision

5689-0058-00

Mr. Kuun, Engineer, was in attendance on behalf of A.C.K. Holdings Ltd. concerning this rezoningapplication from RS to R-F(R) to permit subdivision into five single family lots.

The Chairman advised the delegation that this application has a positive recommendation from thePlanning Department and noted the subject conditions.

PROJECT HISTORY

Application Date: February 6, 1989

Engineering Comments Request Date: March 1, 1989

Engineering Comments Date: April 18, 1989


PROJECT DESCRIPTION

May 2, 1989 ELUC


The applicants are requesting rezoning from RS to R-F(R) of a .42-hectare(1.04 acre) property located at 10775- 168 Street in Fraser Heights to permit subdivision into five single-family lots.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to R-F(R) under Section963 of the Municipal Act, subject to:

1. Input from the Federal/Provincial Fisheries;

2. Submission of a subdivision layout to the satisfaction of the Approving Officer; and

3. Compliance with the servicing standards of the Subdivision By-law to the satisfaction of the MunicipalEngineer.

DESIGNATIONS




Fraser Heights Plan: Urban Residential;

2. The site lies within the jurisdiction of the Federal Department of Fisheries and Oceans, and the Ministry ofEnvironment.


The site slopes appreciably to the northeast. A dwelling and out-buildings exist on the site; these buildings areintended to be demolished.


North/

Northeast: Undeveloped Suburban and Industrial parklands.

East: Developed 1-acre Suburban lots.

South/West: Developed single family residential.


The proposed subdivision layout is in compliance with the concept plan for the area.

May 2, 1989 ELUC


PARK REQUIREMENTS

The Municipality owns 3.72-hectares (9.2 acres) of land approximately 1 km from the subject property for aneighbourhood park. Therefore, pursuant to Section 992 of the Municipal Act, the applicant will be required topay an amount equivalent to 5% of the market value.


Adequate Municipal road, storm drainage, sanitary sewer and water supply for fire protection exist at the site. The Engineering Department can, therefore, support the rezoning from a servicing perspective.

DISCUSSION

The proposed rezoning for restricted family residential development is in accordance with the land usedesignation in the Official Community Plan and the concept plan for the area. The Planning and DevelopmentServices Department, therefore, support this application.


A.C.K. HOLDINGS LTD.LISE VILLENEUVE5689-0058-00

It was recommended that Application 5689-0058-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Restricted Single Family Residential Zone (R-F(R))" under Section 963 of theMunicipal Act, subject to:


2. Submission of a subdivision layout to the satisfaction of the Approving Officer; and

3. Compliance with the servicing standards of the Subdivision By-law to thesatisfaction of the Municipal Engineer.

CARRIED with Aldermen Ralston and Villeneuve against.

1.3 3S Financial Corporation

Chercover Engineering

13479 - 76 Avenue

From RS to I-S

To construct a two-storey, multi-tenant warehouse

5689-0032-00

Mr. Massey, Architect, was in attendance on behalf of 3S Financial Corporation concerning this

May 2, 1989 ELUC


rezoning application from RS to I-S to permit the construction of a two-storey, multi-tenant warehouse.


PROJECT HISTORY

Application Date: January 18, 1989

Engineering Comments Request Date: February 6, 1989



PROJECT DESCRIPTION

The applicant is requesting rezoning from RS to I-S of a .34 hectare (.84 acre) property located at 13479 - 76Avenue in Newton. The applicant proposes to construct a two-storey, multi-tenant warehouse on site.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to I-S under Section 963of the Municipal Act, subject to:


2. Submission of a satisfactory building design and detailed landscape plan to identify all trees to bepreserved on site;

3. Solution of the concerns expressed by the Municipal Engineer; and

4. Submission of a revised parking layout to increase the size of all stalls on site in accordance with theparking regulations of the Zoning By-law.

DESIGNATIONS



Designation Map: Industrial

Overall Land Use: General and Service Industrial

Newton Plan: General Industrial;

2. The site lies within the jurisdiction of the Ministry of Transportation and Highways.

May 2, 1989 ELUC



The site is relatively flat with several mature conifers located on the perimeter of the site. Several of thesetrees are worthy of preservation and should be incorporated as part of the overall landscaping plan.

A single family structure and barn presently exist on site. These buildings are intended to be demolished.


North: General Industrial. B.C. Transit storage yards and Kwantlen College are located nearby.

East: Suburban Residential fronting 76 Avenue. Service Industrial at the corner of 76 Avenue andKing George Highway.

South: General Industrial. A small industrial park is located directly across from the proposed site.

West: General and Service Industrial. Several single family residences exist on 134A Street within anarea designated industrial.


The applicant has submitted building designs for a multi-tenant warehouse facility to be located on the westperimeter of the subject site. The proposed design identifies the construction of eight independent warehouseunits with access by way of overhead bay doors.

The proposed layout and design generally meet with the requirements of the Zoning By-law. Problems,however, have been identified with respect to the dimensions of parking spaces and the omission of onehandicap parking space.

DESIGN REVIEW COMMITTEE

The Design Review Committee reviewed the plans on February 22, 1989. It was recommended that this projectbe considered a progress report, subject to:

1. Submission of detailed landscaping plans with the applicant to consider softening the impact of theparking lot and implementation of large shade trees along 76 Avenue; and

2. Applicant to show location of signage for tenant use and to show the design and location of directory sign.



NOTE: The applicant should be advised to consult Sewer By-law 2240 regarding flow limitations fromindustrial property into the sanitary sewer.

May 2, 1989 ELUC


We have reviewed the site plan (Chercover Engineering Ltd., Project 8862 - dated December 1988) attached tothis application and provide the following comments:

i) It is required that 6.0 metres or more spacing be provided between property line and where the first parkingstall is located along the driveway.

ii) From the information supplied, we cannot determine if the width of parking isle and parking spaces isadequate.

iii) 76 Avenue has been identified for potential future arterial road status in connection with the linking ofthe East Newton Ring Road at King George Highway. At the present time, this roadway is a through collectorand is not subject to the Arterial Road Acquisition Policy. However, we request that the applicant beapproached for voluntary protection to a 24.0-metre right-of-way per the Road Acquisition Policy.

ECONOMIC DEVELOPMENT DIRECTOR'S COMMENTS

The Economic Development Director supports rezoning of this site to Service Industrial, to continue infilling ofdesignated industrial areas.

DISCUSSION

The proposed development of a multi-tenant warehouse complex conforms to the Industrial designationidentified in the Official Community Plan. The area has been developing a strong service industrial characterwhich provides physical separation between the Whalley and Newton Planning areas.

The Planning and Development Services Department, therefore, can support rezoning of this property toService Industrial.


3S FINANCIAL CORPORATION5689-0032-00

It was recommended that Application 5689-0032-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Service Industrial Zone (I-S)" under Section 963 of the Municipal Act, subject to:


2. Submission of a satisfactory building design and detailed landscape plan to identifyall trees to be preserved on site;


4. Submission of a revised parking layout to increase the size of all stalls on site inaccordance with the parking regulations of the Zoning By-law.

CARRIED

May 2, 1989 ELUC


1.4 Peace Arch Dist. Hospital Soc.

15525 & 15535 - 16 Avenue

R-F/C-H

Temporary use of site as parking lot

6888-0670-00

A representative of Peach Arch District Hospital was in attendance concerning this temporary usepermit application to allow the use of a site as a parking lot.


The Assistant Land Development Engineer advised the delegation that the site plan is not sufficient forthe Traffic Department to comment on.

PROJECT HISTORY

Application Date: December 27, 1988

Engineering Comments Request Date: January 26, 1989



PROJECT DESCRIPTION

The applicants are requesting a one-year temporary use permit at 15525 and 15535 - 16 Avenue, for an interimparking lot, until expansion of Peace Arch Hospital is completed.

RECOMMENDATION

It is recommended that this application be approved subject to:


2. Submission of a landscaping plan to the satisfaction of the Parks & Recreation Department.

DESIGNATIONS



Designation Map: Multiple Residential

May 2, 1989 ELUC



An ambulance service currently operates from a portion of this site; this building and operation is intended tobe retained.


North &

East: Single Family Residential

South: Peace Arch Hospital

West: Personal Care Facility

PROPOSED LAYOUT

The applicants propose to arrange parking on the rear portion of the ambulance service site and on the vacantadjacent lot with access off 16 Avenue, as shown on the attached plan.

The parking facilities are proposed for this site as it is currently vacant and will not require removal of anyexisting residences. The intention of the applicant is to use this site for interim parking until alternate facilitiesare developed on the hospital site.

The applicant has indicated that the hospital owns adjacent residences on the White Rock side which could bedemolished to provide parking should an on-site parking solution not be in place when the temporary usepermit expires.


The District of Surrey does not have plans to upgrade 16 Avenue at this location within the next 5 years. Therefore, protect a 27-metre wide road right-of-way in accord with Item 3 of our Acquisition Policy.

Adequate Municipal road, storm drainage, sanitary sewer and water supply for fire protection exist at the site. The Engineering Department can, therefore, support the Temporary Use Permit from a servicing perspective.

The Engineering Department has reviewed the site design accompanying the application and find that there isinadequate information available to comment. A revised detailed plan, complete with all dimensions, should besubmitted to this Department for review prior to finalization of this application.

DISCUSSION

As the proposed use would not represent a major impact upon the area and the applicant has proposalsunderway to ensure this proposal is only an interim measure, the Planning and Development ServicesDepartment can support the issuing of a temporary use permit.


May 2, 1989 ELUC


PEACE ARCH DISTRICT HOSPITAL SOCIETY6888-0670

It was recommended that a one-year Temporary Use Permit be approved subject to:


2. Submission of a landscaping plan to the satisfaction of the Parks & RecreationDepartment.

CARRIED

2.1 Palisade Prop. (1985) Ltd.

Graham Crockart Arch. Inc.

C-H

To amend Development Permit No. 6787-438 to

allow the proposed retail building to be

redesigned as a restaurant/office complex

6789-0053-00

Mr. Leyenhorst was in attendance on behalf of Palisade Property concerning this development permitapplication to allow a proposed retail building to be redesigned as a restaurant/office complex.


Mr. Leyenhorst noted that parking for this project is not a problem. Mr. Leyenhorst asked that the twoapplications not be tied together as the applicant does not own both properties.

Alderman Ralston entered the meeting at 5:19 p.m.

PROJECT HISTORY



Engineering Comments Date: March 13, 1989


PROJECT DESCRIPTION

The applicants are requesting an amendment to Development Permit No. 6787-438 to allow the proposed retail

May 2, 1989 ELUC


building to be redesigned as a restaurant/office complex.

RECOMMENDATIONS

It is recommended that Council pass the following resolutions:

1. A resolution authorizing the Planning and Development Services Department to draft a developmentpermit document;

2. A resolution authorizing the Mayor and Clerk to sign the permit, subject to:

(a) Approval from the Ministry of Transportation and Highways;

(b) Submission of a satisfactory building design, site layout and revised landscaping plan;

(c) Solution of the concerns expressed by the Municipal Engineer;

(d) Submission of a detailed sign schedule and either resiting of the building to provide a landscapebuffer along the blank wall or provision of building plans for the adjacent properties in accordance tothe recommendations of the Design Review Committee.

(e) Provision of parking in accordance to the requirements of the C-H Zone.

BACKGROUND

A development permit to allow construction of a two-storey, multi-tenant commercial facility (Allard's HomeAppliance Centre) was approved by Council on May 2, 1988. The original layout identified two independentcommercial buildings, of which the smaller of the two was intended for retail/commercial use. The applicantshave since redesigned this building to incorporate a 152-seat restaurant and office facility.

An amendment to the original Development Permit is, therefore, required.


The applicants have submitted designs for a modern, two-storey building that will incorporate a 152-seatrestaurant on the main floor with offices to be located on the second floor. The total building area is 10,200square feet.

The proposed building location and ground floor is similar to the one originally approved under DevelopmentPermit No. 6787-438. Access is proposed from Fraser Highway and from 154 Street.

Since the issuance of the previous development permit (6787-438), the applicants have made several minorchanges to their project without Municipal input. With respect to parking, it is unclear as to whether theexisting number of spaces is sufficient. Therefore, the applicants are required to present a revised parkinglayout that identifies all spaces for the existing building and those additional spaces required by the newbuilding.

May 2, 1989 ELUC



The Design Review Committee reviewed the plans on April 5, 1989. It was recommended that this project beapproved, subject to:

1. The applicant setting back the proposed building far enough from the side property line, in order to permitthe planting of extensive landscaping in the form of large shade trees to mitigate the impact of the wall of theproposed future development. Alternatively, the applicant to provide details of the proposed adjoiningdevelopment.

2. Replacement of the red metal roof with a colour compatible with the general colour scheme of theadjoining Allard's project.

3. Submission of colour samples to the Manager of Design Services for approval.

4. Submission of detailed landscaping plans.

Further, the developer recognizes the requirement for all on-site electrical and telecommunications wiring to belocated underground.


Adequate Municipal road, storm drainage and sanitary sewer exist at the site.

The site fronts an existing water main on Fleetwood Way which is adequate to supply flows required for fireprotection; however, the proposed building site may exceed the Permits & Licenses Department requirementfor proximity to a fire hydrant.

There are not funds allocated in the current year budget to upgrade water supply to the site. However, shouldthe applicant provide adequate water to supply flows required for fire protection, the Engineering Departmentcould support the application from a servicing perspective.

As Fraser Highway is a Provincial Highway, the applicant should be advised that prior approval from theMinistry of Transportation and Highways is required for any construction within the road allowance, includingdriveway accesses and all service connections.

We have reviewed the site plan (Graham F. Crockart Architect) attached to this application and have noconcerns.

DISCUSSION

The applicants are requesting an amendment to Development Permit 6787-438 to change a proposed retailbuilding into a restaurant with offices on the second floor.

The applicants' proposed modifications are in keeping with the development guidelines for the Fleetwood TownCentre (Development Permit Area No. VI(13)). The applicants have designed the project to allow coordinationwith the adjacent properties which are currently underway (5689-0049-00).

May 2, 1989 ELUC


The Planning and Development Services Department therefore, recommends that this amendment to theDevelopment Permit be approved, subject to the concerns noted above.


PALISADE PROPERTIES (1985) LTD.6789-0053-00

It was recommended that Council pass the following resolutions:

1. A resolution authorizing the Planning and Development Services Department todraft a development permit document;

2. A resolution authorizing the Mayor and Clerk to sign the permit, subject to:

(a) Approval from the Ministry of Transportation and Highways;

(b) Submission of a satisfactory building design, site layout and revisedlandscaping plan;

(c) Solution of the concerns expressed by the Municipal Engineer;

(d) Submission of a detailed sign schedule and either resiting of the building toprovide a landscape buffer along the blank wall or provision of building plans forthe adjacent properties in accordance to the recommendations of the DesignReview Committee; and

(e) Provision of parking in accordance to the requirements of the C-H Zone.

CARRIED

2.2 Trintec Enterprises Inc.

8547 - 162 Street

From RS to RT-1

For the development of a 32 unit adult-oriented

townhouse project

5688-0641-00

Mr. Perrault of Trintec Enterprises Inc. was in attendance concerning this rezoning application from RSto RT-1 to permit the construction of a 32 unit adult-oriented townhouse project.


May 2, 1989 ELUC


Mr. Perrault advised the Committee members that a rendering will be available prior to the publichearing. Mr. Perrault commented that they are proposing 32% site coverage, 8.5 units per acre with atotal of 32 units. 90 parking spaces have been provided with a ratio of approximately 2.8 spaces perunit. Mr. Perrault noted that the applicant will have to construct 86 Avenue along the northernboundary. Mr. Perrault noted that this application complies with the Official Community Plan. Theproject has been designed to be adult-oriented and RV parking has been provided.

In response to a question from Alderman Higginbotham, Mr. Perrault advised that a 500 sq. ft. amenitybuilding has been provided.

The Chairman advised Mr. Perrault that all accesses to townhouse driveways must be from an internalroad system and only the main driveway to the on-site road system can have access to Municipal roads.

Mr. Perrault indicated that access is not a problem and has been dealt with.

PROJECT HISTORY



Engineering Comments Date: February 20, 1989


PROJECT DESCRIPTION

The applicant is requesting rezoning from RS to RT-1 of a 1.42-hectare (3.52 acre) property located on thewest side of 162 Street south of 86 Avenue in Fleetwood to permit the construction of a 32 unit townhousecomplex.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to RT-1 under Section963 of the Municipal Act, subject to:



3. Submission of a satisfactory design;


5. Issuance of a Development Permit; and

6. Approval from the Ministry of Environment.

May 2, 1989 ELUC


DESIGNATIONS


1. Official Community Plan (1985) - Urban


Fleetwood Plan: Townhouse;

2. The site is within a Mandatory Development Permit Area; and

3. The site lies within the jurisdiction of the Ministry of Transportation and Highways and the FederalDepartment of Fisheries and Oceans, and the Ministry of Environment.


The site is relatively flat. Vegetation is sparse with a stand of trees around an existing house on the site. Thehouse is intended to be demolished.


North: single family residential on suburban lots.

East: Across 162 Street is a proposed 78 unit townhouse project and single family residential onsuburban lots.

South: Building supply store (Windsor Plywood).

West: Vacant site zoned RS and a new car dealership zoned C-H.


The proposed design is for a 32 unit townhouse complex with a density of 23 units per hectare (9 units peracre). The units are attached in groups of four and two. The two storey, three bedroom units range in size from1,600 sq. ft. to 1,700 sq. ft. Finishing materials are cedar siding, cedar shakes and aluminum windows. Twocar garages are provided for each unit with additional parking areas for visitors and recreation vehicles.

The units are accessed by an internal road having accesses from 86 Avenue and 162 Street.

Outdoor and indoor recreation facilities are located in the central area of the site. Both facilities meet theminimum requirements of the Zoning By-law.

The plans have addressed Council's policy for the rear yard facing onto 86 Avenue and 162 Street by providingrear doors, fencing and gates.

Aportion of the rear yard along the west property line has been reduced from 25 feet to 15 feet. This can beachieved through the Development Permit process.

May 2, 1989 ELUC



The Design Review Committee reviewed the plans on April 19, 1989. It was recommended that thissubmission be considered a progress report, with the applicant to:

1. Submit detailed landscaping plans.

2. Further, the Planning Department to check the feasibility of providing a second access on 152 Street asindicated in the proposal for the balance of the site. If this second access is acceptable, the applicant is toinvestigate limiting the final project consisting of two phases to two accesses off 152 Street spaced at either endof the site.

SCHOOL REQUIREMENTS

The site is within the catchment areas for Tynehead Elementary School, Johnston Heights Junior High Schooland North Surrey High School. Being an adult-oriented project, there should be a minimum impact on theschool situation.


Adequate Municipal road and storm drainage exist at the site.

The site does not front a sanitary sewer and fronts an existing water main which is inadequate to supply flowsrequired for fire protection. The nearest sanitary sewer is located at 162 Street, approximately 10 metres southof the subject site. The nearest adequate water supply main is located at 84 Avenue and 162 Street.

We note that 86 Avenue, classified as a through local, is an existing unopened, half-road allowance and wouldhave to be constructed by the applicant if used as an access route to the site.

There are not funds allocated in the current year budget to extend the sanitary sewer, upgrade the water main,nor potentially construct 86 Avenue fronting the site. However, should the applicant wish to address theseconcerns, the Engineering Department could support the rezoning from a servicing perspective.

The Engineering Department has had the opportunity to review a site design for the development of thisproperty, submitted by the Urban Design Group (Project Number 8079 dated November 88, Revision #1,December 1, 1988) and have the following comments. All accesses to townhouse driveways must be from aninternal road system and only the main driveway to the on-site road system can have access to Municipal roads.

DISCUSSION

The proposed development conforms with the land use designation of the Fleetwood Plan. The site is on thefringe of the proposed boundary of the Fleetwood Town Centre. The Planning and Development ServicesDepartment, therefore, supports this application.

It should be noted that the southern portion of the site (approximately one acre) will be subdivided off forfuture highway commercial uses as stipulated in the amended Fleetwood Plan. However, should commercialdevelopment become unfeasible for the area, the applicant has illustrated how the area could be developed as a

May 2, 1989 ELUC


self-contained townhouse project.


TRINTEC ENTERPRISES INC.5688-0641-00

It was recommended that Application 5688-0641-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Townhouse Residential Zone (RT-1)" under Section 963 of the Municipal Act,subject to:





5. Issuance of a Development Permit; and

6. Approval from the Ministry of Environment.

CARRIED2.3 Laing Property Corporation

Polygon Homes Ltd./

Metro-Can Const. (G.D.) Ltd.

10050 - 150 Street

From RS to C-D

For the construction of a multi-family development

to include townhouses, apartments and two high-rise towers

5688-0565-00

Mr. Northy, representing Polygon Homes Ltd., and Mr. Voth, representing Metro-Can Construction,were in attendance concerning this rezoning application from RS to C-D to permit the construction of amulti-family development to include townhouses, apartments, and two highrise towers.

Mr. Northy advised that Polygon Homes will be developing the southern portion of the property andMetro-Can will be developing the northern portion of the property. Mr. Northy described the portion ofthe project that Polygon Homes are involved in, and outlined the proposed water feature. Mr. Northycommented that this will be a tiered density concept. An adult community is proposed for the southernportion of the site. Approximately 64% of the parking has been provided underground or in enclosedgarages.

May 2, 1989 ELUC


Mr. Voth commented on the Metro-Can Construction portion of the project which included two 15-storey highrise towers with 90 units in each tower. The unit sizes will range from 1,100 to 1,300 squarefeet. A parkade has been provided under each tower and 28% of the parking is surface parking. Theemphasis is on the vertical elements of the project with glass and acrylic stucco. This project will bemarketed to empty nesters. Mr. Voth advised the Committee members that they are looking at anoccupancy of the Fall of 1990.

In response to a question from Alderman Ralston, Mr. Voth advised the Committee members that allunits will be strata-titled units.

PROJECT HISTORY

Initial Application Date: October 24, 1988

Revised Application Date: April 10, 1989

Initial Eng. Comments Request Date: December 6, 1988

Initial Engineering Comments Date: January 13, 1989

Revised Engineering Comments Date: April 13, 1989


PROJECT DESCRIPTION

The applicants are requesting rezoning from RS to C-D of a 3.18-hectare (7.86 acre) property located at 10050- 150 Street in Guildford to permit the construction of townhouses, apartments and two highrise towerstotalling 291 units.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to C-D under Section 963of the Municipal Act, subject to:





5. Issuance of a Development Permit.

Further, it is recommended that Council pass a resolution authorizing the Planning and Development ServicesDepartment to prepare Development Permit No. 6788-0565-00, and the Mayor and Clerk to sign the permitwhen it is ready.

May 2, 1989 ELUC


BACKGROUND

The initial application was for a townhouse development on the southern part of the subject site. This initialapplication fell below the density desirable within the Guildford Town Centre. The application was reviewedby the Planning and Development Services Department, and it was suggested that the applicant try acombination of townhouses, apartments and highrise towers to maximize density on the site. It was alsorequested that the northern part of the lot be included in the development. The layout under review is theapplicants answer to this request.

DESIGNATIONS



Designation Map: RM (Multiple Residential)

Whalley/Guildford Plan: Multiple Residential;




The site is relatively flat on the southern part and slopes gently upwards to the north. Vegetation is sparse andconsists mostly of small shrubs and trees on the north end of the site. There is a small creek running in asoutherly direction through the site.


North: Across 101 Avenue are Guildford Cinemas, commercial buildings and car parking which are allpart of Guildford Shopping Centre.

East: Existing restaurants including Boston Pizza and the Bonanza.

South: Across 100 Avenue are existing townhouses.

West: Across 150 Street are existing three-storey apartments.


The Proposed Design

The proposed complex is composed of two highrise apartment buildings (both 16 storeys) situated at the northend. The remainder of the site contains a three-storey apartment building and stacked townhouses sharing aninternal road which has access from 150 Street. The site area is 7.8 acres and the number of proposed units is

May 2, 1989 ELUC


291, this gives an overall site density of 37 U.P.A.

* Highrise Component: A total of 180 units is proposed for the two highrise towers. Each floor will havesix units, all being two-bedroom of approximately 1,200 sq. ft. in area. A total of 397 parking spaces areprovided, of which 272 spaces will be underground. Each highrise tower will have its own leisure centre. Outdoor recreation will include a putting green and garden. The entrance to the highrise component is from101 Avenue including a circular access driveway.

* Apartment Component: A total of 49 units is proposed for the three-storey apartment building. The firstand second floors will have 17 units each and the third floor will have 15 units. There will be 21 one-bedroomand 28 two-bedroom units. Average floor area of each unit is approximately 1,000 sq. ft. Fifty-fourunderground parking and 27 surface parking spaces are proposed for a total of 81 spaces. There is an attachedrecreation building which will also provide indoor recreation for the townhouse component.

* Townhouse Component: A total of 62 units is proposed in 10 blocks. The townhouses are stacked withseparate entries for each unit. All the units have integral garages fronting the internal roadway, with tandemparking in front of the garages. The total number of on-site parking spaces is 136, including 13 visitor spaces. Outdoor recreation includes both a putting green and a croquet lawn. The entrance to the townhousecomponent is from 150 Street with an entrance gate. The treatment of the streetscape for the units frontingboth 100 Avenue and 150 Street has been in accordance with Council policy.


The Design Review Committee reviewed the plans on April 19, 1989. It was recommended that thissubmission be considered a progress report with the applicant to address the following:

Highrises:

1. Applicant to investigate ways to reduce the amount of surface parking, leaving preferably only theminimal visitor parking at grade.

2. Applicant to rationalize the location of plantings with relation to the underground parking structure inorder to allow large shade trees in the space now available. All major trees are to be specimen trees; largershade trees of 3" in caliper or better.

3. Applicant to restudy the towers themselves, in particular in the way the roof lines terminate.

4. Applicant to investigate ways to make the tower form more interesting by varying some floor plans at thetop of the building to permit greater shape of the towers below the final cornice line.

5. Applicant to consult with the Manager of Design Services.

Three Storey Walkup:

1. Applicant to consider fronting the three storey apartment building on 150 Street to lend greater consistencyto the architectural character of 150 Street which is developed with three storey walkups on the west side. Furthermore, this would provide better open space in the center of the project for a single phase ofdevelopment.

May 2, 1989 ELUC


2. Applicant to drop the building basement below grade in order to hide the concrete basement wall currentlyprojecting half a storey above grade.

3. Applicant to provide details of how under this or even the present system, the parking level entrancewould work with adjoining access grades.

4. That the north elevation be articulated more to gain the obvious advantages that the south elevation has byvirtue of such articulation.

Townhouses:

1. All townhouse wall surfaces to be stucco to match the apartment and that the roof be consistent as well.

2. Applicant to meet with the Manager of Design Services.



We note that the 100 year major flood route has been identified within the site and any further building locationor subdivision lot line should be set accordingly.

We have reviewed the revised site plan (Raymond Letkeman Architect, dated March 16, 1989) for thisapplication and provide the following comments:

i) The fence along the 101 Avenue property line restricts driveway sight distances. Six-metre sight trianglesmust be provided at both sides of the driveway accesses.

ii) A minimum 10 metre separation is required between the property line and the first parking stalls at thedriveway accesses.

iii) Parking for the drop off bay should be located on the south side of the loop.

iv) Concrete sidewalks must be provided between 101 Avenue and the entrances at Tower A and Tower B.

v) Walkways must be provided for the townhouse residents to access 100 Avenue and 150 Street.

DISCUSSION

The Guildford Plan and the Official Community Plan identify the site for Multiple Residential (Medium Rise)development as part of the Guildford Town Centre area. The proposed use and density are compatible with thesurrounding residential area. Subject to the conditions noted in this report, the Planning and DevelopmentServices Department supports this application.


May 2, 1989 ELUC


LAING PROPERTY CORPORATION5688-0565-00

It was recommended that Application 5688-0565-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Comprehensive Development Zone (C-D)" under Section 963 of the Municipal Act,subject to:






CARRIED

It was further recommended that Council pass a resolution authorizing the Planning and Development ServicesDepartment to prepare Development Permit No. 6788-0565-00, and the Mayor and Clerk to sign the permitwhen it is ready.

CARRIED

2.4 CV Norte, Inc.

(G. Vieira & T. Capone)

12050 - 90 Avenue

From RS to I-T

For a 910 square metre (9,800 sq. ft.) multi-tenant warehouse

5688-0664-00

A representative of CV Norte, Inc. was in attendance concerning this rezoning application from RS to I-T to permit the construction of a multi-tenant warehouse.

The Chairman advised the delegation that the Planning Department is recommending that the applicationbe approved in principle and that the applicant be asked to propose ways to resolve the problem of thereduced development potential of the property to the west, prior to receiving a formal approval toproceed.

The delegation advised the Committee members that they are not clear on what the PlanningDepartment wants. The corner property is large enough to develop on its own. The delegation indicatedthat they are prepared to purchase the property if and when it becomes available. The owner of Lot 1 isnot interested in selling the property.

May 2, 1989 ELUC


In response to a question from Alderman Ralston, the delegation advised that there is an existing vacanthome on Lot 1.

In response to a question from Alderman Villeneuve, the delegation advised that it will be very difficultto redesign the project to accommodate the Planning Department request. The delegation advised theCommittee members that they are prepared to handle this project similar to a project at 108 Avenue andHilton Road. The delegation further commented that they will be leaving 4 ft. between the propertylines.

PROJECT HISTORY


Engineering Comments Request Date: January 17, 1989


Planning Comments Date: March 20, 1989

PROJECT DESCRIPTION

The applicant is requesting rezoning from RS to I-T of a .21-hectare (.53-acre) property located at 12050 - 90Avenue, Newton, to permit the construction of a 910 square metre (9,800 sq. ft.) warehouse.

RECOMMENDATION

It is recommended that this application be approved in principle and that the applicant be asked to proposeways to resolve the problem of the reduced development potential of the property to the west, prior to receivinga formal approval to proceed.

DESIGNATIONS



Designation Map: Industrial

Newton Plan: General Industrial


The site has fill material to create a substantially flat area, but then slopes steeply to the east and south. Anexisting older dwelling on the site will be demolished.


North: Existing older single-family dwellings and residential subdivision under development.

May 2, 1989 ELUC


East &

West: Existing older single-family dwellings.

South: Industrial uses, including truck storage.


The proposed design is for a single storey 910 square metres (9,800 square feet) multi-tenant warehouse on thewest side of the property and 17 parking spaces along the east lot line. A 1.5-metre wide landscape buffer isproposed along the front lot line.



NOTE: The applicant should be advised to consult Sewer By-law 2240 regarding flow limitations fromindustrial property into the sanitary sewer.

We note that Surrey Project R820 will be repaving 90 Avenue this year. Therefore, any service connectionsshould, if possible, be coordinated to be completed prior to paving of 90 Avenue.

We have reviewed the site plan (Patrick Consultants Ltd. - Drawing No. A-1 dated December 17, 1988)attached to this application and provide the following comments:

1. A minimum 6 metre separation is required between the property line and the first parking stall.

2. The loading area should be relocated so it will not interfere with the functioning of the driveway access.


The Economic Development Department supports this rezoning application, subject to resolution of theconcerns of the Planning and Development Services Department with respect to the siting of the new building. There is a growing need for more multi-tenant units in the Newton Industrial area.

DISCUSSION

The proposed multi-tenant warehouse is in accordance with the Official Community Plan designation. However, a narrow .12-hectare (.29 acre) lot located at the southeast corner of 90 Avenue and Holt Road willbecome isolated by this proposal. The Planning and Development Services Department is concerned that thiscorner lot will have greatly reduced development potential if this proposal were to proceed as currentlydesigned. For this reason, the Planning and Development Services Department recommends that thisapplication be approved in principle and suitable arrangements can be made by the applicant to resolve thisconcern before formal approval to proceed is granted.


May 2, 1989 ELUC


CV NORTE, INC. (GEORGE VIEIRA & TIZIANO CAPONE)5688-0664-00

It was recommended that Application 5688-0664-00 be approved to proceed for rezoning from "SuburbanResidential (RS)" to "Transportation Industrial Zone (I-T)" under Section 963 of the Municipal Act, subject to:

1. Submission of satisfactory design;

2. Submission of a landscape plan that buffers the single family residences on the northside of 80 Avenue from the proposed parking and industrial use;


4. The applicant further investigating this matter with the adjoining property owner.

CARRIED

2.5 Terra Copia Ltd.

Hub Engineering (J. Buchan)

18440 - 96 Avenue

From RS to I-T

To allow for about a 9-lot industrial

subdivision for trucking and general use

5688-0566-00

Mr. Buchan was in attendance on behalf of Terra Copia Ltd. concerning this rezoning application fromRS to I-T which was given approval to proceed on April 3, 1989, and is scheduled for a public hearingon May 8, 1989. The applicant was requesting a modification of the buffer requirement of 30 metres.

The Chairman advised the delegation that this application has a positive recommendation from thePlanning Department.

The delegation expressed concern with a 100 ft. buffer requirement. By providing a 100 ft. buffer,approximately 1/6 of the useable site area would be lost. This buffer would be inappropriate as the siteslopes away from the highway. Approximately 75% of the site is visually protected.

Mr. Buchan outlined the proposed lot grading plan pointing out that a bank has to be created due to theslope of the land. Mr. Buchan indicated that they are proposing a 10-20 metre buffer.

The delegation asked that this request be given consideration.

ADDITIONAL COMMENTS

This application to rezone 5.18 hectares (12.8 aces) from RS to I-T located at 18440 - 96 Avenue was given

May 2, 1989 ELUC


approval to proceed on April 3, 1989 and is scheduled for a Public Hearing on May 8, 1989. Council requestedthat information on landscaping and grading be available at the Public Hearing.

The applicant has met with staff and has expressed concern about the grading plan requirement and the needfor a landscape buffer along the Freeway. A request has been made by the applicant for this proposal to bereturned to ELUC for further discussion.

ECONOMIC DEVELOPMENT DEPARTMENT COMMENTS

While we understand the intent of the buffer and accept the desirability of screening, we do not believe it willfunction well in this area because of the difference in grade. As well, a 30-metre buffer for the length of thissite would create 2.21 acres of buffer (approximately 1/6 of the site) which we feel would be an onerous burdenon the applicant.

Additionally, land in the Port Kells Industrial Area is being developed at a very fast rate. It is necessary thatwe free up as much developable land as possible and encourage further development in this prime industrialarea.

RECOMMENDATION

The Planning and Development Services Department continues to support this application subject to resolutionof concerns noted in the attached original report. Should the applicant be unable to provide the necessarysupporting information, then it would be in order to remove the application from the Public Hearing agenda andtable it until adequate information is submitted.


TERRA COPIA LTD.5688-0566-00

It was recommended that the modified buffer, as submitted, be approved on Application 5688-0566-00.

CARRIED

It was further recommended that the Municipal Clerk announce this modification when reading the Notice ofPublic Hearing at the May 8, 1989 Public Hearing.

CARRIED

2.6 Sweet Investments Ltd. and

ITC Ventures Ltd.

8815 Harvie Road

C-H

To relax the sanitary sewer requirement of the

subdivision by-law to permit construction

May 2, 1989 ELUC


of a 140 sq.m. (15,000 sq.ft) storage building

6989-0063-00

Mr. Langford was in attendance on behalf of Sweet Investments concerning this development variancepermit application to relax the sanitary sewer requirement to permit the construction of a 15,000 sq. ft.storage building.

The Chairman advised the delegation that the Planning Department is recommending that the applicationbe denied.

Mr. Langford advised that this is a family business that has been in operation at this location for 17years. There is an existing structure on the lot. Construction of this structure would replace openstorage of materials on the site into an enclosed building. The delegation commented that theydiscussed this application with both the Permits and Licenses Department and the Planning Departmentwho did not indicate any problems at that time. He further commented that they were told they wouldhave to get a development variance permit to relax the sewer requirement. The delegation advised theCommittee members that working drawings have been completed and this application meets all zoningrequirements. This project will employ only 2 or 3 employees. The delegation concluded itspresentation by advising that they are prepared to meet any restrictions required by the Municipality.

The Chairman noted that there is not sufficient water for fire flows.

The delegation advised that this will not be a problem as sprinklers will be installed in the building.

In response to a question from Alderman Higginbotham, the delegation advised that this is a 15,000 sq.ft. addition and the existing building is approximately 1,500 sq. ft.

PROJECT HISTORY


Engineering Comments Request Date: March 1, 1989



PROJECT DESCRIPTION

The applicant is requesting relaxation of the sanitary servicing requirements of the C-H zone to permit theconstruction of a 140 sq.m. (1,500 sq.ft.) storage building with office and lunchroom for three employees on a.59 hectare (1.47 acre) property located at 8815 Harvie Road in the Port Kells Village.

RECOMMENDATION

It is recommended that this application not be approved.

DESIGNATIONS

May 2, 1989 ELUC



1. Official Community Plan (1985) - Commercial; and



The site is relatively flat and the eastern portion has moderate vegetation and consists mostly of matureevergreen.

An office trailer and lean-to storage structure exist on the site; these structures are intended to be retained.


North: Residential dwellings on acreage.

East: Residential and Commercial (lumber yard).

South: Port Kells Centennial Community Centre and fire hall.

West: Library Branch.

Other: This lot shares the northeast corner of Harvie Road and 189 Street with a convenience store.


The proposed design is for a 140 sq.m. (1,500 sq.ft.) storage building and office to be located in the northwestcorner of the site. Vehicular access is from Harvie Road and a new exit is proposed to 189 Street.


The Design Review Committee reviewed the plans on April 25, 1989. The application was rejected and theapplicant is advised to meet with the Manager of Design Services.


The District of Surrey does not have plans to upgrade Harvie Road at this location within the next 5 years. Therefore, protect a 24.0-metre wide road right-of-way in accord with Item 3 of our Acquisition Policy.


The site fronts an existing water main which is inadequate to supply flows required for fire protection. Thenearest adequate water supply main is located at 192 Street and Highway No. 1.

May 2, 1989 ELUC


The applicant is requesting a relaxation of the sanitary sewer requirement. Because of the potential inequity toother owners of C-H zoned sites who have had to meet the servicing requirements of this zone and theprecedent that would be established, we do not support approval of this Development Variance Permit to waivesanitary sewer.

The site plan attached to this application does not show adequate details for the Engineering Department toprovide comments regarding driveway access and parking layout. However, we note the following concern:

gates at the driveway accesses must be a minimum of 6-metres from the property line.

DISCUSSION

In light of the concerns expressed by the Engineering Department about relaxing the sanitary sewerrequirements for this C-H zoned property, the Planning and Development Services Department cannot supportthis application.


SWEET INVESTMENTS LTD. & ITC VENTURES LTD.6989-0063-00

It was recommended that the Planning & Development Services Department be authorized to draftDevelopment Variance Permit 6989-0063, subject to registration of a restrictive covenant restricting the use ofthe property to the present proposed facility until sewer service is installed.

CARRIED

2.7 Semiahmoo Fish & Game Club

1284 - 184 Street

A-1

Proposed non-farm use within A.L.R.

(Conservation & Nature Study Centre)

7588-0602-00

Representatives of the Semiahmoo Fish & Game Club were in attendance concerning this applicationunder Section 20(1) of the Agricultural Land Commission Act to use the subject property for non-farmuses within the Agricultural Land Reserve.

The delegation distributed a brief to the Committee members describing the proposal. The delegationreviewed the contents of the brief with the Committee members, noting that the Fish & Game Club hasan investment in youth, education and environmental issues. This would be a home base for the club tooperate out of. The delegation advised the Committee members that they wish to expand the socialaspects of the club.

In response to a question from Alderman Villeneuve, the delegation advised that they are willing to

May 2, 1989 ELUC


enter into a Restrictive Covenant prohibiting the renting of the facility to other groups.

The Assistant Land Development Engineer advised the delegation that the Engineering Department mayhave sewer and water concerns.

The Chairman expressed concern with runoff from the parking lot affecting the river.

The delegation advised that the parking lot will not be paved. Provision has been made forapproximately 43 parking spaces.

PROJECT HISTORY




Planning Comments Date: February 8, 1989

RECOMMENDATION

It is recommended that this application, under Section 20(1) of the Agricultural Land Commission Act, to usethe subject property for non-farm purposes within the A.L.R. be given Council approval, and the PlanningDepartment be authorized to forward this application to the Agricultural Land Commission for theirconsideration.

BACKGROUND

Attached is an application by the Semiahmoo Fish & Game Club to construct an "Interpretative Centre" for thepurpose of conservation and nature study.


The existing parcel size is 11.86 ha (29.31) acres and the Municipal zoning is A-1 - Agricultural Zone One. The Official Community Plan designation is Agricultural and the Local Area Plan identifies the site foragriculture. The property is not in the floodplain.

The accompanying map and air photo indicate these features.

SURROUNDING LAND USES

North,

East,

& West A variety of larger agricultural properties ranging from 20 - 75 acres in site area. Theseproperties are all located within the A.L.R.

May 2, 1989 ELUC


South: To the immediate south is an existing equestrian facility which is currently zoned C-D.

SOIL CAPABILITIES

According to the Canada Land Inventory, the soil capability of the site is 4 .

Class 4 soils are capable of producing a limited range of crops. Soil and/or climate limitations demand specialmanagement considerations. The soils are low to fair in productivity for a fair range of crops but may havehigh productivity for a specially adapted crop.

Sub-class w - excess water. Excess water other than from flooding limits use for agriculture. The excess watermay be due to poor drainage, a high water table, or seepage, or runoff from surrounding areas.

PROPOSAL

The applicant has proposed to construct an "Interpretative Centre" (approximately 4,800 sq.ft.) which wouldserve as an educational facility for the purpose of wildlife enhancement and nature studies.

The Semiahmoo Fish & Game Club presently utilizes the subject property for similar non-farm uses, andwould like to expand their existing facilities.


The District of Surrey does not have plans to upgrade 184 Street at this location within the next 5 years. Therefore, protect a 24.0-metre wide road right-of-way in accord with Item 3 of our Acquisition Policy.


No Municipal water supply or sanitary sewer system exist in the vicinity of the site.

As permitted under the zoning and where there is no existing water main in the area, an alternate water supplymay be used, subject to each parcel having a proven source of water meeting, the "British Columbia DrinkingWater Quality Standards, 1982" of the Province of British Columbia Ministry of Health, and of sufficientquantity to provide a continuous flow of 2300 litres per day, all as certified by a Hydrogeologist registered inand for the Province of British Columbia.

An alternate sewage disposal system would be permitted for the proposed zoning, subject to the approval of theMedical Officer of Health and the Municipal Approving Officer.

Subject to the above noted approvals for an alternate sewage disposal system and alternate water supply, theEngineering Department can support the application from a servicing perspective.

We note that a major watercourse preservation boundary has been identified within the site and any futurebuilding location or subdivision lot line should be set accordingly.

We have reviewed the site plan attached to this application and have no concerns. Should the parking facilitiesbe expanded in conjunction with this proposal, the applicant should consider means to control surface drainage

May 2, 1989 ELUC


from the parking with respect to quantity and quality of runoff. Special provisions may be considered to ensurethe quality of drainage is controlled due to the sensitive nature of the creek system and associated operation.

CONCLUSION

The subject property which is currently zoned "A-1" does allow as a permitted use under Section 6: Facilitiesfor the purpose of:

Agricultural and Horticultural Education

Conservation and Nature Study

Fish, Game and Wildlife Enhancement

Hunting and Wilderness Survival Training.

The continued non-farm use as permitted in the A-1 - Agricultural Zone, would not adversely affect thesurrounding properties or the area in general from an agricultural point of view.

The proposed addition would be consistent with the current non-farm uses the club presently operates, andwould, therefore, be considered a complementary use.

The Planning and Development Services Department, therefore, supports this application.


SEMIAHMOO FISH & GAME CLUB7588-0602-00

It was recommended that Application 7588-0602-00, under Section 20(1) of the Agricultural Land CommissionAct, to use the subject property for non-farm purposes within the A.L.R. be given Council approval, and thePlanning Department be authorized to forward this application to the Agricultural Land Commission for theirconsideration.

CARRIED

LATE ITEMS

2.1 Mario Di Giovanni

12827 King George Highway

From I-G to C-H

To permit reconstruction of existing

buildings for Highway Commercial use

5688-0556-00

Mr. Di Giovanni was in attendance concerning this rezoning application from I-G to C-H to permit the

May 2, 1989 ELUC


reconstruction of existing buildings for highway commercial uses.


The delegation advised the Committee members that this building will be used for the sale of truckcanopies.

PROJECT HISTORY

Application Date: October 20, 1988

Engineering Comments Request Date: October 21, 1988

Engineering Comments Date: November 16, 1988


PROJECT DESCRIPTION

The applicant is requesting rezoning from I-G to C-H of a .23 hectare (.57 acre) property located at 12827 KingGeorge Highway in Bridgeview, to permit reconstruction of existing buildings for Highway Commercial use.

RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from I-G to C-H under Section963 of the Municipal Act, subject to:


2. Submission of a satisfactory building design, site layout and detailed landscape plan;


4. The area be declared a Development Permit Area.

DESIGNATIONS




Overall Land Use: Highway Commercial, Salvage

Industrial

Bridgeview Plan: Urban Residential;

May 2, 1989 ELUC


2. The site lies within the jurisdiction of the Ministry of Transportation and Highways.


The two subject properties are flat and cleared of vegetation.

Two buildings presently exist on the site. These buildings are intended to be upgraded in accordance to theattached drawings.


North: Single Family Residential. A number of these lots south of 112B Avenue are currently used forsalvage.

East: General Industrial including Felix Salvage.

South: Highway Commercial fronting King George Highway. Proposed ALRT right-of-way toWhalley.

West: Highway Commercial; Gasoline Service Station; General Industrial.


The applicant proposes to refurbish the existing building and convert the existing trailer into a permanentfacility. Both buildings will be refurbished and coordinated with a modern trim and awning.

Access to the site has been created by way of a frontage road to 128 Street as created by the Department ofHighways.


The Design Review Committee reviewed the plans on March 22, 1989. It was recommended that this projectbe tabled.


Adequate Municipal road, storm drainage, vacuum sanitary sewer and water supply for fire protection exist atthe sites. The Engineering Department can, therefore, support the rezoning from a servicing perspective.

We also note the following:

1. The sites front a vacuum sanitary sewer which is designed to accept a sewage discharge of 2,500 litres perhectare of commercial/industrial property per day, or 1,000 litres per single family dwelling unit per day withinstantaneous rate of discharge not exceeding 0.5 litres per sec. per property.

Where owing to the nature of operation on the property, the instantaneous rate of discharge is

May 2, 1989 ELUC


expected to exceed 0.45 litres per sec., the property owner shall install a storage tank to buffer theexcess volume of sewage and shall provide and maintain effective limiting devices to restrict andmoderate instantaneous discharge to the maximum of 0.5 litres per sec.

Where the total volume of sewage generated on the property exceeds 2,500 litres per hectare per day,or where continuous rate of discharge exceeds 0.5 litres per sec. acceptance of the excess sewage withinthe vacuum system will be solely at the discretion of, and under the conditions set by the MunicipalEngineer.

2. The Engineering Department has not had the opportunity to review any site designs for the developmentof this property. The applicant is advised to contact the Engineering Department for advice, review andapproval of the location of all site entrances prior to the finalization of an onsite design.


The Economic Development Director supports rezoning of the subject site from General Industrial to HighwayCommercial to assist in the gradual upscaling of this area from Salvage Industrial to Commercial.

DISCUSSION

Although the Bridgeview Plan identifies this site fronting King George Highway as urban residential, it ishighly unlikely that the development of such a use would occur at this location. The area is located at the footof King George Highway and is bordered by Felix Salvage Yards to the east and highway commercial to thewest.

Since acquiring the properties, the applicant has endeavored to upgrade both sites and has had the propertyproperly leveled, fenced and landscaped. All salvage materials from the previous owner were removed by theapplicant. In addition, the Department of Highways' upgrading of local roads has now provided the propertieswith a frontage road.

The Planning and Development Services Department, therefore, recommends that this application for rezoningto C-H be approved and that the immediate area including the Felix Salvage site be declared as a MandatoryDevelopment Permit area.


MARIO DI GIOVANNI5688-0556-00

It was recommended that Application 5688-0556-00 be approved to proceed for rezoning from "GeneralIndustrial Zone (I-G)" to "Highway Commercial Zone (C-H)" under Section 963 of the Municipal Act, subjectto:


2. Submission of a satisfactory building design, site layout and detailed landscape plan;


May 2, 1989 ELUC


4. The area be declared a Development Permit Area.

CARRIED

2.2 1478 Investments Ltd.

Progressive Homes Ltd.

12138/12158 - 82 Avenue

From RS to RT-1

For 49 unit townhouse

5688-0610-00

Representatives of 1478 Investments Ltd. were in attendance concerning this rezoning application fromRS to RT-1 to permit the construction of 49 townhouse units.


The delegation advised the Committee members that consolidation of the two properties is not aproblem. This is a 49 unit townhouse project with access from both 82 Avenue and 121A Street. Thisis a cooperative project in the 1989 allocation which has CMHC approval. The units will range in sizefrom approximately 900 sq. ft. to 1,200 sq. ft. A communal building has been provided. The delegationpointed out that Progressive Homes Ltd. owns the lands. The density of this project will be 13.6 unitsper acre.

In response to a question from Alderman Villeneuve concerning park facilities, the delegation noted thatthis project is adjacent to playfields and park facilities. This project has been geared to a fixed price intotal and cannot be reworked to provide further open space.

In response to a question from Alderman Ralston, the delegation advised that they anticipate startingconstruction in the Fall with occupancy in May 1990.

PROJECT HISTORY





PROJECT DESCRIPTION

The applicant is requesting rezoning from RS to RT-1 of a 2-lot site with a total of 1.6-hectares (4.0 acres)located at 12138/12158 - 82 Avenue in west Newton to permit the construction of 49 townhouse units.

May 2, 1989 ELUC


RECOMMENDATION

It is recommended that this application be approved to proceed for rezoning from RS to RT-1 under Section963 of the Municipal Act, subject to:


2. Submission of a satisfactory building design and landscaping plan;


4. Consolidation of the two properties;

5. Dedication of a 10m right-of-way and cul-de-sac along the west property line for the completion of 121AStreet; and


Further, it is recommended that Council pass a resolution authorizing the Planning & Development ServicesDepartment to draft Development Permit No. 6788-0610-00 and the Mayor and Clerk to sign the permit whenit is ready.

DESIGNATIONS



Designation Map: Multiple Residential

Newton Plan: Multiple Residential Townhouse;




The site is relatively flat. Vegetation is abundant and consists mostly of deciduous trees. A one-storey housein fair conditions exists on the site; this building is intended to be demolished.


North: Single-Family lots designated for Multiple Family Housing and Multiple Family Townhouse

East: Multiple Family Townhouse

May 2, 1989 ELUC


South: Multiple Family Townhouse and proposed Park No. 40-N-053.

West: Vacant land zoned for Commercial and Multiple Family Housing.


The proposed design consists of 47 one and one-half storey units containing 2, 3 & 4 bedrooms, and 2 one-storey handicapped units. The units are arranged into triplex and fourplex structures. The size of the unitsrange from 93 to 124 square meters. The proposed density for the site is 33.8 units/ha (13.6 units/acre).

2.2 parking spaces per unit are provided for by 47 garages, 2 carports, 61 surface spaces. Parking spaces aredispersed throughout the site and very close to the buildings in order to provide more open space around thecentrally located community facilities. These facilities include a community building, an outdoor play area anda barbecue pit.

Vehicle access to the site would be off 121A Street cul-de-sac and 82 Avenue.


The Design Review Committee reviewed the plans on March 7, 1989. It was recommended that this project beapproved.

Further, the developer recognizes the requirement for all on-site electrical and telecommunications wiring to belocated underground.

SCHOOL REQUIREMENTS

Comments from School District are attached.

PARK REQUIREMENTS

A proposed 7.0 acre (2.8 ha) neighbourhood park (40-N-053) is located to the south east of the subjectproperty. On the site, the development provides a community building and a play area.



The east half of 121A Street road dedication and construction is identified within this site and should beaddressed as part of this application.

We have reviewed the site plan (Gomberoff-Policzer Architects Job No. 8839, Dwg. No. A-1 dated October 3,1988) attached to this application and provide the following comments:

1. The Engineering Department does not support the proposed driveway access from individual units to 82

May 2, 1989 ELUC


Avenue and 121A Street. All access should be obtained from the internal road system.

2. Parking stalls must be a minimum of 6.0 metres from property line at each entrance location.

DISCUSSION

The area bounded by 80 - 84 Avenue and 120 - 124 Streets has seen a 39% growth in population since 1986. Policy 59 of the OCP recommends the adequate provision of parks and other recreational facilities followingthe construction of new housing. This need is emphasized because of the area's rapid growth rate and thenumber of medium density, multiple residential, family oriented housing.

On the positive side, this project:

complies with the land use designations of both the OCP and Newton Plan

provides family orientated social housing in a townhouse format.

is adjacent proposed park #40-N--053

is close to shopping facilities

provides two Special Needs/Handicapped units (Policy #60).

On the negative side this project:

has a parking layout which brings vehicles so close to the buildings that a vehicle could hit a dwellingbefore its wheels touch the curb

is quite dense for a "family" orientated development in an area which currently does not have adequaterecreational facilities within safe and easy access for children

The Planning and Development Services Department supports RT-1 Zoning for this site.


1478 INVESTMENTS LTD.5688-0610-00

It was recommended that Application 5688-0610-00 be approved to proceed for rezoning from "SuburbanResidential Zone (RS)" to "Townhouse Residential Zone (RT-1)" under Section 963 of the Municipal Act,subject to:


2. Submission of a satisfactory building design and landscaping plan;

May 2, 1989 ELUC



4. Consolidation of the two properties;

5. Dedication of a 10m right-of-way and cul-de-sac along the west property line forthe completion of 121A Street; and


CARRIED

It was also recommended that Council pass a resolution authorizing the Planning & Development ServicesDepartment to draft Development Permit No. 6788-0610-00 and the Mayor and Clerk to sign the permit whenit is ready.

CARRIED

2.3 Gurdial S. Nijjar

13409 King George Highway

C-G

To relax the side yard setback

for a propane fuel pump island

6988-0425-00

Representatives of Mr. Nijjar were in attendance concerning this development variance permitapplication to relax the sideyard setback for a propane fuel pump island.

The Chairman advised the delegation that the Planning Department is recommending that thedevelopment variance permit be approved, provided a variance is granted for the pump, but not the tank.

The delegation advised the Committee members that they are not in favour of burying the tank and stillwant the original application approved.

The Chairman read the reasons supplied from the Chief Inspector for burying the tank.

The delegation advised that they would be willing to construct a vault around the tank if necessary. Thetanks are protected by posts. This will be a 2,000 US gallon vertical tank.

In response to a question from Alderman Hunt, the delegation advised that it is not feasible to site thetank elsewhere.

The delegation concluded their comments by requesting that the original application be dealt with by theCommittee.

May 2, 1989 ELUC


Trustee Shaffer left the meeting at 6:59 p.m.

ADDITIONAL COMMENTS

PROJECT DESCRIPTION

This is an application to allow a propane fueling facility at an existing service station at the northeast corner ofKing George Highway and Bolivar Crescent. The applicant requested a variance to site both the fuel pump andtank 1.5 metres, rather than 4.0 metres, from the side lot line. The permit was being considered by Council onApril 10, 1989, but was tabled for input from Permits and Licenses.

DISCUSSION

The Chief Inspector has expressed concern about the location and installation of the proposed propane tank(memo attached), due to its proximity to busy King George Highway and the potential hazard if struck by avehicle. It has, therefore, been suggested that the tank be located elsewhere on the site and underground.

The original location, however, would be suitable for a fuel dispensing pump. It would be reasonable to allowa side yard relaxation provided the setback from King George Highway is sufficiently large. The applicantproposes to site the pump a minimum of 5 metres (17 feet) rather than the required 4 metres.

RECOMMENDATION

The Planning and Development Services Department feels that this is a reasonable compromise andrecommends that the development permit be lifted from the table and approved, provided a variance is grantedfor the pump but not the tank.


GURDIAL S. NIJJAR6988-0425-00

It was recommended that Development Permit 6988-0425-00 be tabled back to the administration for furthercomment from the applicant.

CARRIED

MANAGER'S REPORT:

ITEMS REFERRED BY COUNCIL:

OTHER COMPETENT BUSINESS:

1. CL Investments Ltd.

16100 - 16200 Block of 80 Avenue

From RS to R-F(R)

May 2, 1989 ELUC


To permit subdivision into 60 single family lots

5688-0319-00

Alderman Hunt questioned the status of the above noted application, pointing out that this applicationwas tabled on March 21, pending resolution of school and park requirements in the area.

2. Mr. John Douglas

17931 No. 10 Highway

From R-F(R) to C-H

To permit the construction of a multi-tenant

highway commercial building

5688-0665-00

Alderman Villeneuve questioned the status of the above noted application, pointing out that it had beenreferred back to Environment and Land Use Committee by Council for further consideration.

3. Tri-Power Properties Ltd.

IMC Consulting Group Inc.

Portion of 12521 - 72 Avenue

From RS to R-F(R)

To permit subdivision into four single family lots

5688-0640-00

The Administrative Assistant advised the Committee members that the above noted application wasapproved at the April 3, 1989 Regular Council meeting with one of the subject conditions being"successful completion of the road closure/exchange".

The Administrative Assistant advised the Committee members that it would be in order for theEnvironment and Land Use Committee to consider a further recommendation that Council pass aresolution to authorize a road closure/exchange as shown on the submitted sketch.


TRI-POWER PROPERTIES LTD.5688-0640-00

It was recommended that Council pass a resolution to authorize a road closure/exchange as shown on thesubmitted sketch.

CARRIED

May 2, 1989 ELUC


4. Reclassification of Arterial Roads

The School Board Planner discussed with the Committee members, problems the School Board isexperiencing with the Municipality reclassifying arterial roads. The School Board Planner noted that theSchool Board tries to minimize children crossing arterial roads. The School Board Planner advised theCommittee members that the School Board would like to have the opportunity to comment onreclassification of arterial roads.


It was recommended that when the Engineering Department bring forward recommendations to upgrade roadclassifications that the School Board be consulted.

CARRIED

ADJOURNMENT:

The Environment and Land Use Committee meeting adjourned at 8:20 p.m.

3769y

tuesday, may 2, 1989 - surrey city of€¦ · 1.2 a.c.k. holdings ltd. lise villeneuve 10775 - 168...

Documents